- As Seoul Pre-Sale Prices Soar, "Exodus from Seoul" Accelerates
- New Apartment Launches in Neighboring Zones Like Gimpo Attract Attention
As apartment prices in Seoul continue to soar, financial pressure on real homebuyers is intensifying. With more buyers either giving up or postponing their plans to purchase homes, there is a clear trend of demand shifting to so-called "neighboring zones" such as Gyeonggi Province and Incheon, which offer relatively lower prices and convenient access to Seoul.
According to the Housing and Urban Guarantee Corporation (HUG), the average pre-sale price per 3.3 square meters for private apartments in Seoul reached 45,358,500 won in July 2025. This represents a 3.23% increase (1.42 million won) compared to the same month last year (43,939,500 won per 3.3 square meters), and a striking 42.06% jump (13.43 million won) from two years ago. The price gap is even more pronounced when compared to Gyeonggi Province and Incheon. During the same period, the average pre-sale prices in Gyeonggi Province (22,228,800 won) and Incheon (19,476,600 won) were less than half of Seoul's average.
The gap in sales prices is also evident. According to Real Estate R114, as of August 22, the average sales price per 3.3 square meters in Seoul was 46.54 million won. In Gyeonggi Province, the average was 18.53 million won, more than 2.5 times lower than Seoul, while Incheon recorded 14.35 million won, nearly three times lower. Given that the average jeonse (long-term lease) price in Seoul during the same period was about 20.57 million won, this means that in Gyeonggi Province and Incheon, it is essentially possible to purchase a home for the price of a jeonse in Seoul.
This financial burden is also reflected in population movements. An analysis of resident registration population and household status data from the Ministry of the Interior and Safety shows that Seoul's population has been steadily declining. In 2021, Seoul's population was 9,509,458, then decreased to 9,428,372 in 2022, 9,386,034 in 2023, 9,331,828 in 2024, and 9,321,863 as of August 2025.
In particular, those leaving Seoul are flocking to Gyeonggi Province and Incheon. According to Statistics Korea's domestic population migration statistics, of the 284,063 people who moved out of Seoul to other cities by July 2025, 195,346 relocated to Gyeonggi Province and Incheon, accounting for 68.77% of the total. Of these, 166,636 people moved to Gyeonggi Province alone, representing 58.66%.
An industry official stated, "As pre-sale prices in Seoul rise, the financial burden on buyers grows, accelerating the trend of people leaving the city. There is a noticeable increase in buyers seeking areas close to Seoul with more competitive prices." The official added, "Buyers in Gyeonggi Province and Incheon should also consider the potential benefits of future transportation infrastructure, such as the Greater Seoul Metropolitan Express Railway (GTX)."
Amid these circumstances, new apartment launches in neighboring areas such as Gimpo, Guri, and Anyang are attracting the attention of real homebuyers.
KCC Engineering & Construction is currently offering units on a first-come, first-served basis at "Opus Hangang Switzen," which is being built as part of the Hangang Cinepolis Industrial Complex development in Hyangsan-ri, Gochon-eup, Gimpo, Gyeonggi Province. The complex consists of nine buildings ranging from two basement levels to 25 above-ground floors, offering a total of 1,029 units with exclusive areas of 84 and 99 square meters. With the price ceiling system applied, units are being supplied at reasonable prices compared to the surrounding market, and the initial contract payment is set at a flat rate of 10 million won, reducing the upfront financial burden for buyers. Educational facilities from kindergarten to middle school are planned right in front of the complex, and a public daycare center is also scheduled to be established within the complex.
Additionally, as the area is included in the special rural admissions category, there is high interest from parents. Major shopping facilities such as Emart Traders, Homeplus, Lotte Mart, and Gimpo Hyundai Premium Outlet are all within a 10-minute drive. Residents also have convenient access to Gimpo City Hall, Gimpo Woori Hospital, the Hangang New Town commercial district, and Geolpo Bukbyeon Station infrastructure.
Furthermore, the complex is adjacent to the Hangang River, allowing some units to enjoy river views. The GTX-D line has passed its preliminary feasibility study, and additional major transportation projects, such as the extension of Subway Line 5 and the Incheon Line 2 extension to Goyang, are also awaiting feasibility results, raising expectations for future value.
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